Northbury · Barking and Dagenham · Barking constituency · 51.53983, 0.08258

IG11 8RR— Northbury, Barking and Dagenham

Location and area intelligence for IG11 8RR, Northbury, Barking and Dagenham

High-connectivity investment target

 

Schools 100%Safety 73/100Transport 60/100~9% yield · indicativeOnly 3 sales — thin data

Best for: Families, Investors

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Investment-grade — strong yield and growth signals

Liveability
66
Safety
73
Schools
60
Transport
60
Environment
71
Investment
70

The bottom line

IG11 8RR offers exceptional schools (100% Good/Outstanding) and low crime — a strong choice for Families and Investors.

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Location

IG11 8RR

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highRenters
Buyer fit: ExcellentInvestment outlook: StrongRisk: Medium

London Benchmarks

vs London income-6.4% vs London avg
vs London crime+71.0% vs London avg

Deep-dive guides for IG11 8RR

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Hyper-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“High-connectivity investment target”

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How IG11 8RR has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

Gascoigne Primary School

Not yet inspected · 10 min walk

KS2: 105.3

—

Secondary

Greatfields School

Not yet inspected · 10 min walk

P8: +0.36A8: 46.0

100% of local schools rated Good or Outstanding · based on 13 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Oliver Thomas Nursery School

Outstanding · 22 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

111.4 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

+50% vs borough

Crime by type

Other28%
Violence & sexual offences25%
Anti-social behaviour17%
Theft9%
Vehicle crime7%
Drug offences6%
Robbery4%
Burglary3%

Road safety

100

Road safety score

0

Accidents (5yr)

2

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Barking Fire Station · 1.2km

Crime is +71% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 3 sales recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

Price history

Sales (24 months)3
New build0.0%
Price per m²£3,691/m²
Price per ft²£343/ft²
Avg floor area51.8 m²

EPC breakdown

B
11%
C
66%
D
31%
E
4%

Based on 112 properties · Confidence: high

Street mix

Terraced 4%Flat 95%Other 2%

LHA rates — Outer East London

Shared room£561/mo
1 bedroom£1200/mo
2 bedrooms£1400/mo
3 bedrooms£1675/mo
4 bedrooms£1950/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield858 kWh/kWp/yr
Rebuild cost estimate£129,500
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1996-2002
WallsSystem built, as built, insulated (assumed)
Roof(another dwelling above)
Heating fuelelectricity (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,573
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

2002–2026 · CAGR

+0.8%

Total change

+22%

Market Activity

Price Velocity & Acceleration

Current Velocity

-37.3%

per year

Acceleration

-74.88

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £250k–£300k · P75: £150k–£175k · 126 sales

Property Type Mix

Total: 126 sales

Terraced4%
Flat/maisonette96%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2002–2004£134k£145k+8.4%19.7
Pre-crash peak2005–2007£149k£153k+2.2%8.7
GFC & correction2008–2012£180k£147k-18.6%2
Help-to-Buy recovery2013–2016£125k£194k+55.2%5.2
Brexit uncertainty2017–2019£210k£190k-9.5%1
Pandemic surge2020–2021£203k£212k+4.8%2
Rate-rise correction2022–2023£205k£230k+12.2%2
Current market2024–2026£189k£163k-13.8%1

Price Trajectory by Type

TerracedFlat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0% alpha

Weakest performer

Terraced

+0% alpha

Flat/maisonette+0% α
Local
2.6%
District
2.6%
Terraced+0% α
Local
1.2%
District
1.2%

CAGR over 21yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

54out of 100SellerBuyer

Market condition

Balanced Market

Neutral conditions

Higher score = better conditions for buyers

Score breakdown

Price Velocity100
Sales Volume15
Seasonal Timing0
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Above London average
Barking Underground StationDistrict line
1.4 min walk
Barking→ Fenchurch Street· 12 tph
15 min

Nearby stations

Barking Underground StationDistrict · Hammersmith & City
2 min walk
Barking Rail StationSuffragette · c2c
2 min walk
BarkingNational Rail
2 min walk
Upney Underground StationDistrict
17 min walk
East Ham Underground StationDistrict · Hammersmith & City
27 min walk
4 bus routes · 5 stops within 400m · 230 buses/hr peak

75

Walkability score

216

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge42 min ↑
Victoria56 min ↑
Waterloo51 min ↑
Canary Wharf ★36 min
City41 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

20

Car parks (800m)

0

EV chargers (800m)

Nearest car park101m
Santander docks (800m)0
Nearest cycle dock5.8 km

Nearby car parks

🅿️
Upper Level Car Park
225m
🅿️
Vicarage Field Shoppers Car Park
250m
🅿️
London Road Car Park
380m
🅿️
Lidl
459m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 22.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 87% of London
NoiseMEDIUM
road
MODERATE
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB37% green spaceTree canopy: 13%
More green space than 91% of London

Nearest SSSI: Gilbert's Pit (Charlton) SSSI — 6.3 km

Energy

Solar: 858 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,540 hrs/yr

Sunshine

594 mm/yr

Rainfall

22.7°C

Summer avg

3.1°C

Winter avg

Solar yield858.1 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

ILFORD LANE SURGERY

1ST FLOOR ,LOXFORD POLYCLINIC, 417 ILFORD LANE, IG1 2SN

10 min walk

62%

Recommend GP

62%

Overall GP experience

4

GPs within 1km

5

Dentists within 1km

5

Care homes (1km)

Nearest hospitalBarking Community Hospital · 1.1 km
Nearest A&EBARKING, HAVERING AND REDBRIDGE UNIVERSITY HOSPITALS NHS TRUST · 7.4 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.8%

Amenities

Shops, restaurants, parks and more

64

Parks (1km)

41

Restaurants (800m)

15

Cafes (800m)

3

Pubs (400m)

1

Pharmacies (800m)

1

Gyms (1km)

7

Sports (1km)

1

Convenience

Nearest supermarketLituanica · 375 m
6 tennis courts

Nightlife (500m)

0

Nightclubs

3

Late-night venues

D
400 licensed premises in borough134 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

0

Cinemas (2km)

222m

Post office

Nearby shops

MiXas18 m
Las Fiebinti307 m
Sami's Stores509 m
Embas Local529 m

Nearby cafes

Shepherd's Cafe & Restaurant24 m
BG Zakuska58 m
The Best Cafe in Town60 m
Costa93 m

Nearby restaurants

Yaki22 m
Domino's31 m
Nando's35 m
Chick 'n' Rice57 m

Nearby pubs

Flavorz Wine Bar & Restaurant57 m
The Spotted Dog61 m
Kings Lounge266 m
Iyke350 m

Nearby gyms

The Gym373 m
Anytime Fitness787 m
Benita Yoga1.0 km

Nearby pharmacies

Mayors Dispensing Chemist681 m

Nearby health

Abbey Medical Centre287 m
Victoria and Five Elms Medical Centre458 m
The Child & Family Centre519 m
Tulasi Medical Centre662 m
Food hygiene (5-star)28% of 210

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
211

High street

A

High street health

Investment

Investment grade, yield and market outlook

70

Investment score

Strong

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,350London avg: £1,950/mo
Gross yield
8.6% (high)London avg: 3.8%Strong yield — top 4% of London
Gentrification score22/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition211
Sales last 12 months2

Rental market

Very High

Demand

Very Low

Void risk

Mixed / transient

Tenant profile

+3.8%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

17/100

Velocity score

Future outlook

62.9

Price growth score

C
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route10,646m
Crossrail 2 route11,002m

Demographics

16 Jun

Population, deprivation and income

Decile 2/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 4,812 nationally

1,804

Est. population

16,161/km²

56%

Employed

34%

Degree educated

£39,300

Median income

8.9%

Claimant rate

Urban coreVery high densityRenters

31

Community stability

Age profile

26%
24%
26%
15%
Under 1826%
18–3424%
35–4926%
50–6415%
65+9%

Tenure

18%
15%
47%
19%
Own outright18%
Own (mortgage)15%
Private rent47%
Social rent19%
Rent free0%

Ethnicity

13%
17%
49%
White British13%
White Other17%
Asian49%
Black11%
Mixed3%
Other7%

Employment & lifestyle

Managerial / professional19%
Routine / semi-routine24%
No car household51%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Private rent47%
Social rent19%

vs. London

Income vs London-6.4%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
Yes
Listed buildings (800m)
5
Live planning apps (800m)
60
Development activity
high
Residential apps (800m)
29
Commercial apps (800m)
4
Major developments (800m)
0
Planning apps (12 months)
2
Planning apps (3 years)
1
Local approval rate
50%
Borough approval rate
60%
Opportunity area
London Riverside
CIL rate (residential)
£80/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0
Regeneration status
Active
Regeneration investment
£7.5bn
Est. completion
2040

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
16
Largest scheme
291 homes · Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW
Pipeline pressure
NONE

Named schemes (500m)

Oculus House, 16 - 48, CAMBRIDGE ROAD, Barking, IG11 8NW291 homes
completed
Street Record, Town Square, Phase 1, TOWN SQUARE, Barking246 homes
completed
FORMER ODEON CINEMA, 24-38, FORMER ODEON CINEMA, 24-38, LONGBRIDGE ROAD, IG1190 homes
completed
Wigham House, 16 - 30, Wigham House, 16 - 30, Wakering Road, Barking, IG11 8PD71 homes
completed
CENTRAL HOUSE, 14, CENTRAL HOUSE, 14, CAMBRIDGE ROAD, IG11 8NL40 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
14.7%
Ward turnout
86%
Election year
2026
MP
Nesil Caliskan (Labour)
MP majority
11,054
Constituency
Barking

Councillors

Saima AshrafLabour
Giasuddin MiahLabour
Summya SohaibLabour

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Key facts for IG11 8RR

Full postcodeIG11 8RR
Postcode districtIG11
BoroughLondon Borough of Barking and Dagenham
WardNorthbury
Latitude51.539832
Longitude0.082576
Parliamentary constituencyBarking
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey